Only buy when the numbers make sense.

But because of rising interest rates, none of the BRRRRs have made financial sense so far.

It may make more sense to go conventional, but you'll just have to see. 

Each time I try and run my numbers for a cash-out refinance, the numbers don't make sense. 

Which makes sense, of course. 

I get the sense from her FB page that they have been in the US possibly less than a year.

@Maurice SmithColumbus is a good alternative to west coast appreciation, the numbers still make sense if long term growth is still the #1 priority 

Account for it and ask for either some type of seller credit or price reduction to make more sense of the deal (Before or while you're in your inspection period). 

My question is would it make sense to save for down payment for another primary residence and rent this home out with negative cash flow to get into the REI game.

I don't know if MTR is the right option here, but it would be worth looking into for your client's sake.I don't think waiting until spring makes sense for your client, I would look at the carrying costs and do a price reduction..